This section provides minimum landscaping, screening and buffer yard standards for the development of land in order to provide suitable screening between incompatible land uses; to screen from view visually undesirable uses; to provide attractive views from roads and adjacent properties; to protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; and to protect the health, safety and welfare of the community through the reduction of noise, air and visual pollution, and artificial light glare. Nothing in this section shall prevent the provision of landscaping in excess of the minimums specified.
(A) Applicability. This section shall apply to new property development, and any collective substantial expansion of existing structures; except for individual single-family dwellings, two-family dwellings and the construction of parking lots of five spaces or less. Substantial expansion of existing structures shall be defined based on the criteria established below:
When existing structure is... | A substantial expansion is... | ||
0-1,000 Sq. Ft. | 50% or greater | ||
1,001-10,000 Sq. Ft. | 40% or greater | ||
10,001-25,000 Sq. Ft. | 30% or greater | ||
25,001-50,000 Sq. Ft. | 20% or greater | ||
50,001 Sq. Ft. and larger | 10% or greater | ||
(B) General Requirements for Submission. A landscape plan shall be submitted for any property to which this section applies. When new property development, or the expansion of an existing structure, involves the construction of more than 50,000 square feet of floor area, the landscape plan shall be prepared by a Landscape Architect, registered in the State of Ohio. All landscape plans shall contain the following information:
(1) Plans must be at a reasonable scale to indicate all types of proposed landscape improvements at a minimum of 1 inch equals 20 feet and shall at least include the following information:
(a) North arrow and scale.
(b) The name of the applicant/owner.
(c) The name, registration number, address and phone number of the person or firm responsible for the preparation of the landscape plans (if applicable).
(d) The dates on which plans are submitted or revised.
(e) All existing and proposed buildings and other structures, paved areas, planted areas, water outlets, utility poles, fire hydrants, light standards, underground utilities, signs, fences, dumpster locations and other permanent features to be added or retained on the site.
(f) All existing plant material to be removed or retained and a schedule of all new landscaping materials to be installed. The plant list shall include the common names, specified installation size, and on center planting dimensions when applicable. When the list of plant material to be removed contains existing trees, the landscape plan shall justify that building location and placement has been developed with due consideration given to minimizing removal of trees. Quantities required shall be referenced on the plan.
(g) All existing and proposed streets, sidewalks, curbs and gutters, railroad tracks, drainage ditches and other public or semi-public improvements within and immediately adjacent to the site.
(h) All property lines and easements.
(i) Any other information which is determined necessary to adequately review the proposal.
(2) Typical details shall be shown for the planting of trees, shrubs and ground cover, and the installation of retaining walls, and other landscape features within the landscaped areas.
(C) Approval. Approval for landscaped areas shall be as follows:
(1) No site or development plan or zoning certificate shall receive final approval unless a landscape plan meeting all of the requirements of this Section has been submitted and approved.
(2) No Certificate of Occupancy shall be issued unless the following criteria are fully satisfied with regard to the approved landscape plan:
(a) Such plan has been fully implemented on the site; or
(b) Such plan, because of seasonal conditions, cannot be implemented immediately, but has been guaranteed by a postponed improvement agreement between the applicant and the city. Such an agreement may include a bond or irrevocable letter of credit that guarantees that the approved landscaping plan will be installed within six months after the date of posting the bond or irrevocable letter of credit. A one-month extension of the planting period may be granted by the Planning Division upon demonstration by the property owner that such an extension is warranted because of adverse weather conditions or unavailability of required plant materials. No more than three such one-month extensions may be granted. Foreclosure proceedings shall be brought against the performance bond or irrevocable letter of credit if the required landscaping plans have not been complied with by the end of the approved period.
(D) Landscape and Buffer Yard Standards.
(1) Minimum Plant Material Specifications. All landscaping materials shall be installed and maintained according to accepted nursery industry procedures. At installation, plant material shall meet the following size minimums:
(a) Deciduous trees shall be 1-3/4 inch diameter for canopy shade and shade trees and 1-1/2 inch diameter for small accent and ornamental trees (as measured six inches above ground). Refer to Recommended Master Plant Material List for listing of trees.
(b) Evergreen trees shall be a minimum of four feet tall.
(c) Shrubs shall be a minimum of 18 inches in height and width at planting.
(2) Maintenance and Replacement for Required Landscape Areas and Buffer Yards. All landscaping materials shall be installed in accordance with accepted, good construction and planting procedures. The owner/lessee or responsible party of the property shall be responsible for the continued maintenance of all landscaping materials and areas, and shall keep them in a proper, neat and orderly appearance, free from refuse and debris at all times. All unhealthy or dead plant material shall be replaced within one year, or by the next planting period, whichever comes first. Violation of these installation and maintenance provisions shall be grounds for the city to refuse a building occupancy permit, require replacement of the landscape material or institute legal proceedings to enforce the provisions of this section. Proper maintenance should be accomplished by the following standards:
(a) All plant growth in landscaped areas shall be controlled by pruning, trimming, or other suitable methods so that plant materials do not interfere with public utilities, restrict pedestrian or vehicular access, or otherwise constitute a hazard.
(b) All planted areas shall be maintained in a weed-free condition, clear of undesirable undergrowth, and free from refuse and debris.
(c) Replacement plants shall conform to the standards that govern the original installation. Dead or unhealthy plants shall be replaced within the next planting season.
(d) Representatives of the city may inspect landscaping and compare observed conditions with the approved landscaping plan on file.
(3) Buffer Yard Establishment. When a continuous physical screen is required to prevent visual access from one use to another, then a buffer yard will be required as identified in the "Landscape Requirements Matrix" in § 154.13.01(I). Once a buffer yard has been approved by the city and established by the owner, it may not be used, disturbed or altered unless it complies with the regulations of this section.
(4) Protection of Landscaping. All landscaping shall be protected from damage by vehicles and pedestrians by the use of curbing, bollards, fencing, or other devices.
(E) Screening and Buffering. To provide protective screening and buffers for residential areas adjacent to nonresidential areas, a view obscuring wall, fence or greenbelt shall be provided by the nonresidential property owner in accordance with the following:
(1) Where vegetative and/or topographic conditions that provide a natural screening
and buffer exists prior to development of properties in question, every effort shall be made to retain such conditions. In such cases, additional screening may not be required, provided that provision is made for maintenance of such areas.
(2) The requirement for a wall, fence or greenbelt may be waived if equivalent screening is provided by existing or planned parks, parkways, recreation areas or by topography or their natural conditions.
(3) The space between such fence, wall or planting screen and the lot line of the adjoining premises in any residential district shall be landscaped with grass, hardy shrubs, or evergreen ground cover and maintained in good condition.
(F) Right-of-way, Easements, and Setbacks.
(1) Required landscaping may be placed wholly or partially in the right-of-way, utility or other easements, providing all landscaping requirements can be fulfilled and written approval is granted by the holder of the easements and/or right-of-way.
(2) Street trees shall be located no greater than 10 feet behind the right-of-way. Street trees may be placed within the tree lawn upon approval of the Parks and Recreation Director and Service Director. Shrubs shall not be permitted in tree lawns. Trees placed under overhead utility wires shall be chosen from the appropriate section of the "Master Plant Material List."
(3) In no case, however, shall landscaping and buffer yards be established so as to block the sight distance at street or drive intersections. Sight distance concerns shall be reviewed and approved by the Service Director. Ground cover and trees with at least eight feet of limbless trunk may be permitted within the sight distance triangle. In the case of a city street intersection, the sight triangle shall consist of the area between points 50 feet along both intersecting streets from their respective edge of pavements.
(G) Landscaping for Vehicular Use Areas. Landscaping within parking areas, whether ground cover or upright plant material, is necessary not only to reduce the generation of heat and water runoff, but to break up, visually, the expanse of paved areas. The use of parking islands or peninsulas strategically placed throughout the parking lot is required to landscape parking lot interiors. The use of shade trees in these landscape areas is encouraged. All off-street parking areas, access drives or other vehicle use areas shall be landscaped with plantings of grass, shrubs or trees according to the following minimum requirements:
(1) Amount of Landscaping Required.
(a) Landscaping for any outdoor parking area containing six or more spaces shall be provided around its perimeter as indicated in the "Landscape Requirements Matrix."
(b) Vehicular use areas containing more than 6,000 square feet of area or 20 or more vehicular parking spaces, whichever is less, shall provide interior landscaping of the peninsular or island types of uncompacted, well-drained soil as well as perimeter landscaping. An area equal to five percent (5%) of the total area devoted to parking space and parking lanes shall be landscaped and permeable.
(2) Interior Landscape Requirements.
(a) Minimum area. The minimum landscape area permitted shall be 112 square feet, with a minimum inside dimension width of seven feet.
(b) Maximum contiguous area. In order to encourage the required landscape areas to be properly dispersed, no individual landscape area shall be larger than 350 square feet in size in vehicular use areas less than 30,000 square feet and no individual area shall be larger than 1,500 square feet in size in vehicular areas over 30,000 square feet. Individual landscape areas larger than that indicated above shall be permitted as long as the additional area is in excess of the required minimum total for the vehicular use area,
(3) Minimum Tree Specifications.
(a) Two trees shall be installed for every 5,000 square feet of total ground covered by structures and pavement.
(b) To retain visibility, deciduous trees have a clear trunk of at least five feet above the ground. The remaining area shall be landscaped with hardwood mulch, shrubs, and/or ground cover, not to exceed two feet in height.
(c) Trees shall be planted at least four foot from the edge of pavement where vehicles overhang.
(d) Permitted trees to fulfill this requirement include those listed in the appropriate section of the “Recommended List of Trees for West Carrollton.” Grouped ornamental and evergreen trees cannot be used to fulfill this requirement. The required number of trees may be placed in any landscaped area of sufficient size to support a mature tree specimen and shall meet the requirements defined in § 154.13.01(D) above.
(4) Vehicle Overhang. Parked vehicles may hang over the interior landscaped area no more than two (2) feet. Concrete or other wheel stops shall be provided to ensure no greater overhang or penetration into the landscaped area.
(5) Grass or ground cover shall be planted on all portions of the property not occupied by structures, vehicular use areas or other plant material. Any form of mulch shall only define a landscaped area and shall not be permitted to be installed in lieu of grass or ground cover.
(H) Landscaping for Service Areas and Structures. Service structures shall be screened in all zoning districts. Service structures shall include but not be limited to: loading docks, propane tanks, dumpsters, outdoor storage areas, electrical transformers, utility vaults and other equipment or elements providing service to a building or a site. Structures may be grouped together, however, screening height shall be based upon the tallest of the structures.
(1) Location of Screening. A continuous planting of evergreen, fence, wall or earthen mound must enclose any service structure on all sides, unless such structure must be frequently moved or accessed, in which case screening material shall be established on three sides and shall be at least one foot taller than the height of the enclosed structure, but shall not be required to exceed ten feet in height in any case. If the fourth side is visible from the public right-of-way, it shall be gated and screened. Plant material used to screen a service structure shall be an evergreen species that retains its needles throughout the year. Deciduous plant material cannot be used to fulfill this screening requirement. The height of the evergreen plant material at installation must be equal to, or greater than, two-thirds of the height of the service structure(s) and meet the height and one hundred percent (100%) opacity requirement within four years.
(2) Whenever a service structure is located next to a building, wall, or vehicular use area, the building, wall, or vehicular use
screening material may fulfill the screening requirement for that side of the service structure if the building, wall, or screening material is of sufficient height to meet the height requirements set out in this section.
(3) Whenever service structures are screened by plant material, such material may count toward the fulfillment of required interior or perimeter landscaping. No interior landscaping shall be required within an area screened for service structures.
(4) Protection of Screening. Whenever screening material is placed around any trash disposal unit or waste collection unit which is emptied or removed mechanically on a regular basis, a barrier shall be provided which will prevent damage to the screening when the container is moved or emptied.
(I) Landscape Requirements Matrix.
WHEN... | IS PROPOSED TO ABUT... | A MINIMUM LANDSCAPE REQUIREMENT OF... | PLANT MATERIAL |
Any commercial land use | Any L-D, R, or O-R district or land use | 20 feet side and rear buffer yard is required with... | EITHER
(1) 1 shade tree @ 30 feet on-center; and (2) A double row 6 feet tall dense hedge. OR 1. 6 feet solid wall, fence or earth mound; and 2. 3 feet tall dense hedge @ 3 feet on-center, located on the outside of the fence or wall; and 3. 1 street tree @ 30 feet on-center. OR 1. A double row, staggered planting of evergreen trees, 15 feet on-center. |
Any manufacturing or industrial land use | Any L-D, R, or O-R district or land use. | 20 feet side and rear buffer yard is required with... | EITHER 1. 25 feet wide earthen berm; and 2. A double row of staggered evergreen trees @ 15 feet on-center OR 1. 6 feet solid wall or fence; and 2. 3 feet tall dense hedge, located on the outside of the fence or wall. FOR STORAGE YARDS 1. 6 feet solid wall or fence; and 2. 6 feet tall dense hedge if storage yard is in the front yard or parallel to access drive |
WHEN... | IS PROPOSED TO ABUT... | A MINIMUM LANDSCAPE REQUIREMENT OF... | PLANT MATERIAL |
Any multi-family land use | Any L-D, R, or O-R district or land use | 15 feet side and rear buffer yard is required with... | EITHER 1. 1 shade tree @ 30 feet on-center; and 2. A double row 6 feet dense hedge. OR 1. 6 feet solid wall, fence or earth mound; and 2. A 3 feet tall dense hedge, located on the outside of the fence or wall. OR 1. A staggered, double row, planting of evergreen trees @ 15 feet on-center |
Any institutional land use | Any L-D, R, or O-R district or land use | 15 feet side and rear buffer yard is required with... | EITHER (1. A staggered, double row planting of evergreen trees @ 15 feet on-center. OR 1. A single row 6 feet dense hedge OR 1. A 6 feet solid wall or fence; and 2. 1 shade tree @ 30 feet on-center. |
Any land use except single family and two-family dwellings | The public right-of-way, public or private street | Planting within the tree lawn, between the curb and sidewalk or edge or pavement and sidewalk. | 1 shade tree @ 30 feet on-center |
Any land use except single family and two family dwellings | The public right-of-way, public or private street | 10% of total required front yard area must be landscaped with... | A combination of trees, shrubs, planting beds and/or perennials in a motif designed by the owner. This is in addition to other required landscaping. |
WHEN... | IS PROPOSED TO ABUT... | A MINIMUM LANDSCAPE REQUIREMENT OF... | PLANT MATERIAL |
A vehicular use area associated with any district or land use except single-family residences | Any public or private street | Five (5) feet perimeter screening with a 6 inch concrete curb on the parking lot side, and with... | EITHER 1. 1 shade tree @ 30 feet on-center; and 2. shrubs @ 3 feet on-center. OR 1. 1 accent tree @ 25 feet on-center (1 tree minimum); and 2. shrubs @ 3 feet on-center. |
(J) Modification. The city shall have the authority to modify any of the aforementioned requirements when considering a proposed site plan in order to address unique site-specific conditions or circumstances or with respect to changes in elevation, environmental impact, durability of plant material, aesthetic appeal, and any other factor that will result in a more compatible buffer or screen with the surrounding neighborhood at the time of application. The city shall base its decision on all of the following criteria:
(1) The specific conditions which are unique to the applicant's land.
(2) The manner in which the strict application of the provision of this chapter would deprive the applicant of a reasonable use of the land in a manner equivalent to the use permitted other landowners in the same zone.
(3) The unique conditions and circumstances are not the result of actions of the applicant subsequent to the adoption of this section.
(4) Reasons that the modification shall preserve, not harm, the public safety and welfare, and shall not alter the essential character of the neighborhood.
(5) A demonstration that the applicant has provided for a buffer that achieves the spirit of this section.
(K) Specifications for Plant Material. The above sections include specifications for plant materials. All plant material shall be nursery grown in accordance with good horticultural practices. Plant material shall meet current standards set by the American Association of Nurserymen and shall be freshly dug, have outstanding form and be free of disease, insects and/or damage. Alternatives to these materials that can be shown to meet both the intent and requirements of this Zoning Code may be approved as part of a site plan:
(1) Shrubs. Shrubs shall be at least 18 inches average height at the time of planting, and where required for screening, shall form a continuous, year-round, solid visual screen within five (5) years after planting.
(2) Ground Cover and Grass. Ground cover shall be planted a minimum of eight inches (8 in) on center and shall be planted in such a manner to present a finished appearance and seventy-five percent (75%) coverage after one (1) complete growing season. Grass shall be planted in species normally grown as permanent lawns. Grass species shall be selected to assure slow growth and low water consumption whenever possible. If approved as part of a Site Plan, ground cover may also consist of rocks, pebbles, wood chips, and other material.
(3) Vines. Shall be at least 12 to 15 inches high at planting, and are generally used in conjunction with walls and fences.
(4) Prohibited Species. Species considered exotic and invasive shall not be utilized. Within any required landscaping, the following tree species may not be used:
Common Name
|
Scientific Name
|
Box Elder | Acer Negundo |
Common Name
|
Scientific Name
|
Box Elder | Acer Negundo |
Silver Maple | Acer Saccharinum |
Buckeye, Horsechestnut | Aesculus Species |
Tree of Heaven | Ailanthus Altissima |
Paper Birch | Betula Papyrifera |
European White Birch | Betula Pendula |
Northern Catalpa | Catalpa Speciosa |
Ginkgo (Female) | Ginkgo Biloba |
Osage-orange | Maclura Ponifera |
Apple | Malus Punila |
Mulberry | Morus Species |
Poplar | Populus Species |
Bradford Pear | Pyrus Calleryana “Bradford” |
Upright English Oak | Quercus Robur “Fastigiata” |
Black Locust | Robinia Pseudoacacia |
Willow | Salix Species |
European Mountain Ash | Sorbus Aucuparia |
Moline American Elm | Ulmus Americana “Moline” |
Siberian Elm | Ulmus Pumila |
(5) In addition to the species listed above, trees which produce nuts, seeds, or fruit that can create a hazard to pedestrians or vehicles, shall not be planted in such a manner that the natural dripline of an average adult tree of the species planted will be any closer than three feet (3 ft.) of a pedestrian walkway or parking lot.
(6) Diversity. As a rule, streets are often more attractive when they contain only one kind of tree. However the use of several varieties adds interest to the plantings of the city and insures against the loss of all trees in case of an epidemic disease striking any one species. The International Society of Arboriculture’s “Diversification Formula” will be used as a guideline to prevent over planting of a single tree species or family. This formula states that, out of the total tree planting, no more than 10% should be from one family, and no more than 5% should be of one species. See Section L which follows, the “Recommended Trees for West Carrollton.”
(L) Recommended Trees for West Carrollton. This list of recommended trees for West Carrollton is designed to encourage an imaginative selection of landscape trees. Careful selection will prevent an over-dependence on a few species. This compilation will be useful to residents, nurserymen, horticulturalists, landscapers, developers and landscape architects. Planting and maintaining a diverse urban forest is the goal of West Carrollton’s tree programs. This idea is reflected in landscape plan approval by the West Carrollton Planning Commission and in the tree planting and replacement by the city.
Along an individual street, uniform street tree plantings are desirable. However, over-use of a few species is inevitable without a conscious effort to vary plant species and families.
This list is divided into three size categories: large trees which mature at a height of 50 feet or more (Group A); medium trees reaching a mature height of between 30 and 50 feet (Group B); and small trees which range from 10 to 30 feet at maturity (Group C). Tree lawn sizes must accommodate the tree size planted: Group A (> 7 ft.) Group B (4-7 ft.), Group C (3-4 ft.). Use under utility lines is limited to small trees (Group C), although medium trees may be planted as close as 10 lateral feet to utility lines.
Trees are alphabetized by their scientific name with the common name given. Species considered invasive exotics should be avoided. (i.e. Norway Maple, Acer platanoides). Other species not on this list must be approved.
Approved Street Trees for West Carrollton, Ohio
(1) Large Trees (Group A).
Common Name | Scientific Name |
Common Name | Scientific Name |
Bald Cypress | Taxodium Distichum |
Black Gum (Tupelo) | Nyssa Sylvatica |
Bur Oak | Quercus Macrocarpa |
Chinkapin Oak | Quercus Muehlenbergii |
Freemani Maple | Acer X Freemani |
Ginkgo (Male) | Gingko Biloba |
Green Ash | Fraxinus Pennsylvanica |
Hybrid Elm | Ulmus X Spp. |
Japanese Pagoda Tree | Sophora Japonica |
Katsura Tree | Cercidiphyllum Japonicum |
Kentucky Coffeetree | Gymnocladus Diocus |
Lacebark Elm | Ulmus Parvifolia |
Red Maple (Native) | Acer Rubrum |
Red Oak | Quercus Rubra |
River Birch | Betula Nigra |
Sassafras | Sassafras Albinum |
Shingle Oak | Quercus Imbricaria |
Shumard Oak | Quercus Shumardii |
Silver Linden | Tilia Tomentosa |
Sugar Maple | Acer Saccharum |
Swamp White Oak | Quercus Bicolor |
Sweetgum (Northern Seed Source) | Liquidambar Styraciflua |
Turkish Filbert | Corylus Colurna |
White Ash | Fraxinus Americana |
(2) Medium Trees (Group B).
Common Name
|
Scientific Name
|
Amur Corktree | Phellodendron Amurense |
Hedge Maple | Acer Campestre |
Honeylocust | Gleditsia Triacanthos Var. Inermis |
Purpleglow Maple (Shantung Maple) | Acer Truncatum |
Sargent Cherry | Prunus Sargentii |
Sawtooth Oak | Quercus Acutissima |
(3) Small Trees (Group C).
Common Name | Scientific Name |
Autumnalis Cherry | Prunus Subhirtella Var. Autumnalis |
Flowering Crabapple | Malus Spp. |
Japanese Tree Lilac | Syringa Reticulata |
Kousa Dogwood | Cornus Kousa |
Serviceberry | Amelanchier Arborea Amelanchier X Grandiflora |
Thornless Hawthorn | Crataegus Crusgalli Var. Inermis |